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Home My WebLink About2020-08-13 PC Recommending Resolution A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY MINNEHAHA PROPERTIES LLC FOR A CONDITIONAL USE PERMIT TO ALLOW FOR OUTDOOR STORAGE OF SCHOOL BUSES AND RELATED VEHICLES AT 5280 AND 5288 STAGECOACH TRAIL NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request by Minnehaha Properties LLC (Applicant) for a Conditional Use Permit to allow for the outdoor storage of school buses and related vehicles at 5280 and 5288 Stagecoach Trail North, and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The Applicant has proposed to use the site for a bus fleet management office, school bus maintenance and for the storage of up to 100 school buses and; 4. The property is zoned I—Industrial District in which the bus fleet management office and school bus maintenance is a permitted use and the outdoor storage of school buses and related vehicles requires a Conditional Use Permit; and 5. The Applicant has requested allowances to park up to 100 school buses, school vans and trailers, and employee parking at the site; and 6. City staff prepared a planning report dated August 6, 2020 reviewing the request; and 7. Said report recommended approval of the Conditional Use Permit subject to the fulfillment of conditions; and 8. The Planning Commission held a public hearing for the Conditional Use Permit at their August 13, 2020 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by Minnehaha Properties LLC (Applicant) for a Conditional Use Permit to allow for the outdoor storage of school buses and related vehicles at 5280 and 5288 Stagecoach Trail North, affecting the real property as follows: SEE ATTACHMENT A The Planning Commission recommends to the City Council of the City of Oak Park Heights approval of the Conditional Use Permit to allow for the outdoor storage of school buses and related vehicles at 5280 and 5288 Stagecoach Trail North subject to the following conditions: 1. The number of buses allowed on site shall not exceed 100. No trucks or semi- trailers shall be parked on site. 2. All employees dispensing fuel shall receive training for proper fueling techniques including emergency spill response procedures. 3. The Applicant shall submit a Stormwater Pollution Prevention Plan and Notification for Above Ground Storage Tanks to the MPCA. 4. The Applicant shall submit a Spill Prevention and Control Countermeasure Plan to the EPA and to the City if required. 5. The Applicant shall receive and retain a Hazardous Waste Generators License from Washington County for the maintenance operation. 6. The Applicant shall comply with all Building Code requirements for the fuel tanks and installation of a paint booth. A Building Permit shall be required from the City for the fuel tank and paint booth installation. 7. Block heaters and heater plugs shall be installed on all buses operated out of the facility at 5280 and 5288 Stagecoach Trail before commencement of operations. 8. An operations plan shall be developed and enforced, subject to the review and approval of City Staff, requiring all buses shall be backed into their respective parking spaces at the end of the day's operation. 2 9. A rapid entry lock box shall be installed at the entrance gate to provide police, fire and emergency services access. 10. Any changes to the grading, drainage and utilities shall be subject to the review and approval of the City Engineer. 11. All lighting fixtures shall be full cut off and provided with shields in compliance with the lighting standards of the Zoning Ordinance. 12. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 13. The City Arborist should comment if there are any tree maintenance issues or if additional trees should be added for screening and the Applicant shall take appropriate corrective measures. 14. Signage shall be subject review and approval of City Staff for conformance with Zoning Ordinance standards. 15. All noise generated from the business shall be compliant with Section 401.15.B.11 of the Zoning Ordinance. No vehicle repair shall be conducted outside. The service doors to the building shall be closed at all times except when vehicles are moved in and out of the service bays. 16. Mechanical equipment that is located on the roof or visible from street level or from neighboring properties shall be screened with materials that blend harmoniously with the building façade materials and in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 17. There shall be no outside storage, including trash, recycling, tires and vehicle parts unless enclosed with a screen. 18. Hours of operation shall be limited to 5:30 AM to 7:00 PM Monday through Friday and from 7:00 AM to 6:00 PM Saturday and Sunday. 19. No vehicle parking shall be allowed on Stagecoach Trail. 20. Emergency vehicle access and business operations related to fuel dispensing shall be subject to review of the Police Chief and the Fire Marshal. 21. All Conditional Use Permits previously issued by the City of Oak Park Heights for 5280 and 5288 Stagecoach Trail North shall be deemed revoked and canceled as part of and in consideration of the grant of this new Conditional Use Permit. 3 Recommended by the Planning Commission of the City of Oak Park Heights this 13th day of August 2020. ASI, imothy Fre: .n, C- air ATTEST: Eric A. Jo , so / it, s ministrator 4 ATTACHMENT A 4 t<'. Conditional Use Permit To Allow Outside School Bus Storage Maintenance Minnehaha Properties LLC Washington County Property Identification Number& Legal Description: 5280 Stagecoach Trail N. WC Property ID: 03.029.20.31.0004 Legal Description: All that part of the NE 1/4 of the SW 1/4 of Section 3, Township 29, Range 20, contained within the following bounds, to-wit: Beginning at a point 30 feet West of a stake which is 80 rods South of the center of said Section 3, and running thence West 24 rods and 3 feet; thence South 21 rods and 9.9 feet to the place of beginning, excepting therefrom the South 150 feet thereof 5288 Stagecoach Trail N. WC Property ID: 03.029.20.31.0003 Legal Description: The North 963.6 feet of the East 429 feet of the NE 1/4 of the SW '/o of Section 3, Township 29 North, Range 20 West, excepting the following two tracts: 1. The North 232 feet of the East 165 feet thereof; and 2. The South 262 feet of the North 494 feet of the East 233 feet thereof. ATTACHMENT B tet. 1 r r• Conditional Use Permit To Allow Outside School Bus Storage Maintenance Minnehaha Properties LLC 5280/5288 Stagecoach Trail N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Planning Commission Review & Recommendation: August 13, 2020 Conditional Use Permit-Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve (12) months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401.03.C.4.a and b)